803 Commonwealth Ave · Flint, MI 48503

$109,900

3 bd · 2.0 ba · 1,263 sqft · SingleFamily public records · 8 Days on market

Built 1950 6,970 sqft lot Est $95k · 16% over

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on this three bedroom home in Flint's College Cultural Area. The home has good curb appeal with a 1 car detached garage. The interior has a nice layout with generous room sizes. Large living room with big windows and fireplace. Kitchen has plenty of cabinets and counter space. Tile bathroom. Two main floor bedrooms with hardwood floors and a huge upstairs bedroom. Immediate occupancy available. Broker Owned.

Key facts

• Big windows
• Generous room sizes
• Plenty of cabinets

Tags

• DETACHED GARAGE
• GENEROUS ROOM SIZES
• BIG WINDOWS
• FIREPLACE
• PLENTY OF CABINETS
• COUNTER SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Ground-level entry with steps; Aluminum siding
• Construction: Block foundation
• Exterior features: Deck; Enclosed porch; Porch; Paved road access

Interior

• Kitchen: Dishwasher; Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Living room fireplace; Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.3% vs local median 11.5% in Flint — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#196 in MI, #4,946 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Flint School District (urban): math 7% / reading 13% proficiency, ranked #714 of 760 in MI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 31% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $94,725
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2202 Windemere Ave	0.15mi	3/1.0	1,298 (+3%)	6mo	$129,900	$100	80
602 Lafayette St	0.14mi	3/1.5	1,355 (+7%)	2mo	$103,500	$76	78
1817 Montclair Ave	0.14mi	3/1.5	1,377 (+9%)	0mo	$165,000	$120	76
1622 E Court St	0.21mi	3/1.0	1,380 (+9%)	5mo	$70,000	$51	66
2313 Brookside Dr	0.32mi	3/1.5	1,389 (+10%)	6mo	$127,000	$91	62
1815 E 2nd St	0.24mi	2/2.0 (-1)	1,432 (+13%)	7mo	$107,000	$75	55
2302 Missouri Ave	0.68mi	2/1.5 (-1)	1,218 (-4%)	2mo	$43,000	$35	54
420 S Lynch St	0.33mi	2/1.0 (-1)	1,080 (-14%)	2mo	$69,900	$65	50
2605 Nebraska Ave	0.68mi	3/1.0	1,125 (-11%)	2mo	$90,000	$80	44
2433 Missouri Ave	0.74mi	4/2.0 (+1)	1,164 (-8%)	7mo	$54,000	$46	41
915 E 8th St	0.66mi	2/3.0 (-1)	1,424 (+13%)	2mo	$25,000	$18	37
930 Belmont Ave	0.60mi	2/1.0 (-1)	1,083 (-14%)	6mo	$22,300	$21	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-391
• Equity at exit: $16,386

10-year hold

• IRR: 13.8%
• Equity multiple: 2.35×
• Total profit: $41,672
• Equity at exit: $9,502

Cash invested: $30,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $179

Break-even live

Break-even rent $910

Max offer price $109,900

Occupancy floor 79%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	13d	1	0.81mi
902 Burlington Dr Flint, MI	1.0–2.0	1.0	850	$998	$1.17	13d	4	1.24mi

Listing history 3 events

1. 2026-06-02
   listing id $109,900 Pending 8 DOM
2. 2026-06-01
   remarks 429-char remark

   Show marketing remark (429 chars)

   Great opportunity on this three bedroom home in Flint's College Cultural Area. The home has good curb appeal with a 1 car detached garage. The interior has a nice layout with generous room sizes. Large living room with big windows and fireplace. Kitchen has plenty of cabinets and counter space. Tile bathroom. Two main floor bedrooms with hardwood floors and a huge upstairs bedroom. Immediate occupancy available. Broker Owned.

3. 2026-06-01
   listed $109,900 Pending 8 DOM

   Show marketing remark (429 chars)

   Great opportunity on this three bedroom home in Flint's College Cultural Area. The home has good curb appeal with a 1 car detached garage. The interior has a nice layout with generous room sizes. Large living room with big windows and fireplace. Kitchen has plenty of cabinets and counter space. Tile bathroom. Two main floor bedrooms with hardwood floors and a huge upstairs bedroom. Immediate occupancy available. Broker Owned.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,160 · $97/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$266/yr (+$22/mo · 22.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,641
• − Mortgage interest: −$6,156
• − Property taxes: −$1,160
• − Insurance: −$550
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,197
• Taxable income: $396
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,056/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Flint School District
• NCES district ID: 2614520
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 13% ▲ 3.00%
• Median HH income: $25,954
• Composite: 10.97/100
• National rank: #14642
• State rank: #714 of 760 in MI

Livability — Flint

• Score: 74/100
• State rank: #196
• US rank: #4946

Category grades

Amenities A- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flint, MI
• County: Genesee County · 221,329 people
• City population: 93,814
• Metro: Flint, MI
• Population (ZIP): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• Metro: Flint, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+0.0% since first listed

5 events — show timeline

• 2026-06-01 Pending — REALCOMP
• 2026-06-01 Pending — MiRealSource-MiMLS
• 2026-04-17 Listing Removed — MiRealSource-MiMLS
• 2026-04-09 Listed $109,900 REALCOMP
• 2026-04-09 Listed $109,900 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $1,160 · +1.7% YoY. Source: county tax records.